13816 116 Ave
Surrey · PID 019-052-618
BC law allows 4 homes on this lot
12,077 ft² lot · zone R3
Free, no obligation. Questions go to a licensed BC REALTOR® with Vanak International Properties.
What BC law allows here
Under BC's small-scale multi-unit housing law, the city must allow at least 4 homes on this lot (a multiplex, a house with suites, or a house plus a laneway home).
If this lot were rezoned
| Floor space | Homes | Land $/buildable ft² | |
|---|---|---|---|
| Today's zoning (R3) from the city's bylaw, FAR 0.53 | 6,458 ft² | about 5 | $179 |
| Small-scale housing (Bill 44) up to 4 homes, BC law, FAR 0.70 | 8,454 ft² | up to 4 | $137 |
Rough planning numbers: homes assume about 85% sellable floor space and 750 ft² apartments (1,100 ft² for houses and townhouses). Transit-area figures are the minimum a city must allow on a rezoning, not an approval. Land cost uses the assessed land value. Confirm with the city.
Front of the lot
Street view, aerial photo and map from Google; drag to look around. Photos may be a few years old. Imagery © Google. Open in Google Maps ↗
Lot facts
- Address
- 13816 116 Ave
- City
- Surrey
- PID
- 019-052-618
- Lot size
- 1,122 m² · 12,077 ft²
- Zone
- R3 Houses, duplexes & small multiplexes R3 rules
- Homes guide
- How many homes can I build in Surrey?
- Assessed value (2026)
- $1,185,000 (land $1,158,000)
- Property tax
- about $4,060 a year
Zoning rules · R3 · Urban Residential Zone
Small-scale multi-unit housing for 2 to 6 units on urban lots typically 560 m2 or larger.
- Max floor area
- 6,458 ft² (600 m²), floor space ratio 0.53
- Max height
- 30 ft (9.0 m), 3 incl. basement (houseplex) storeys
- Max building footprint
- 5,797 ft² (539 m²)
- Setbacks
- side 1.2 m, rear 7.5 m, flanking side 2.4 m
- Homes
- 2 on lots >=4,050 m2; on lots 280-4,050 m2: 4 (house or duplex, with suite/coach house/garden suite), 6 on eligible lots in Frequent Bus Stop Areas, 2 inside Transit-Oriented Areas; lots <280 m2: 3 (2 in TOA). Heritage-protected or unserviced lots: 2. R3 also permits a houseplex.
Surrey Zoning By-law, 1993, No. 12000 (consolidated to 2026-09-21, last amendment By-law 22120) · Part 15; Schedule G. Estimated from the bylaw for a lot of this size; confirm with the city before buying or building.
More on the map
The map shows this lot's true shape and buildable area, slope, sun and shadow, walking distances, schools, hazards, rents and building permits nearby.
Nearby lots
- 11564 138B St 701 m² · R3
- 11580 138B St 779 m² · R3
- 11676 138 St 979 m² · IL
- 13761 116 Ave 6,072 m² · IL
- 13793 115 Ave 660 m² · R3
- 13810 117 Ave 325 m² · IL
- 13825 115 Ave 894 m² · R3
- 13837 115 Ave 3,725 m² · R3
- 13848 116 Ave 563 m² · R3
- 13858 117 Ave 325 m² · IL
- 13870 King Rd 6,427 m² · RA
- 13891 116 Ave 1,252 m² · RA
Data updated Nov 2, 2026. Sources: lot lines from city open data and ParcelMap BC, zoning from each city's open data and bylaw, values from city open data where published, BC Bills 44 and 47. Estimates only, not an appraisal or legal advice; confirm with the city.